Roof Replacement Cost Calculator

A 2,000 square foot roof surface is 20 squares. If 2,000 square feet is your house footprint, the roof surface is larger — usually 22 to 28 squares once pitch and overhangs are included.

Most asphalt shingle replacements land between $9,500 and $25,000 nationally in 2026, with metal and tile roofs running considerably higher. High-wind and hurricane regions add uplift and secondary water barrier requirements that raise the price further.

Usually yes, but confirm it. Tear-off and disposal typically add $1.00 to $1.75 per square foot per layer removed.

In this calculator, standing seam metal is priced at about $13 per square foot of roof against $6.50 for architectural shingle — roughly double. Metal typically lasts two to three times as long, so the lifetime cost gap is much smaller than the upfront one.

A steeper roof has more surface area over the same footprint, and crews need extra safety setup to work on it. A 12:12 roof covers about 41% more area than a flat footprint, and material is bought by area, so the price climbs with it.

Many U.S. codes allow one overlay on a single existing layer, which skips tear-off cost. Most codes cap roofs at two layers, and many manufacturers limit warranties on overlays, so a full tear-off is usually the better long-term choice.

In most U.S. cities and counties, yes — a full reroof is a permitted job with a final inspection. Fees commonly fall in the low hundreds of dollars; set your local figure in the permit field above.